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HomeMy WebLinkAboutZ-7920 Staff AnalysisFILE NO.: Z-7920 NAME: Baker Long -form PCD LOCATION: North of Kanis Road, 0.4 miles West of Chenal Parkway DEVELOPER: Darrell Baker 15 Solonge Circle Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 8.80 acres CURRENT ZONING: ALLOWED USE PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential x FT. NEW STREET: 0 LF Strip retail with C-3, General Commercial District uses as allowable uses and Mini -warehouse VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUE The applicant is proposing the construction of a strip retail center and mini -warehouses on the site. The applicant has indicated a strip retail center will face Kanis Road and contain 27,300 square feet of space and be marketed to C-3, General Commercial District users. The applicant has indicated six buildings of mini -warehouse will be constructed to the rear of the strip center totaling 47,100 square feet of space. The applicant has indicated the rear of the mini -warehouses will act as screening for the proposed residentially zoned properties to the north, east and west of the site. The applicant has indicated the buildings will be single story buildings with a maximum building height of 25 -feet. FILE NO.. Z-7920 (Cont.) B. EXISTING CONDITIONS: The site contains two single-family homes all accessed from Kanis Road. The property to the north is cleared and also contains a single-family home. There is a treed buffer between the northern property and the GMAC office development. Kanis Road is a narrow rural roadway with open ditches for drainage. The property located to the west of the site is being used as a dog training facility and single-family home. The property to the east of the site is also single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls from area residents many indicating opposition to a commercial development on the site. The Parkway Place Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. Provide existing topographic information at maximum five-foot contour interval. Show the limits of the 100 -year floodway and floodplain. 5. Provide access agreement for Lot 2. 6. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. A standard 80 -foot cul-de-sac or tee type turnaround is required. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Minimum driveway spacing from property on a minor arterial street is 150 feet and 300 feet from another driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary no comment. Annexation will be required to receive sewer service from Little Rock Wastewater Utility. 4 LE NO.: Z-7920 Entergy: A ten -foot easement is required around the perimeter of the site. Contact Entergy at 954-5158 for additional information. Center -Point Energy: Center -Point has a 12 -inch high-pressure main located in the area. Additional information is needed from the applicant to determine if the line will require relocation. Contact Center -Point Energy at 377-4539 for additional information. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 39 -inch raw water line crosses this site within a 50 -foot wide waterline easement. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation, which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50 -foot waterline easement. Paved parking and driveways are allowed. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension will be required in order to provide service to Lot 2 This project is within Water Improvement District 349 and there may be charges assessed by the Improvement District in conjunction with water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. The turning radius indicated adjacent to proposed Building 6 appears to be insufficient. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: 1. Provide a 40 -foot setback for all buildings from all property lines. 2. The applicant must receive a driveway permit from the Pulaski County Road and Bridge Department. 3. Provide a copy of the proposed development's ADEQ Storm water permit, if required. 4. Obtain a flood plain development permit from Pulaski County. CATA: The site is not located adjacent to a dedicated CATA Bus Route. 3 FILE NO.: Z-7920 [Cont. F. ISSUES/TECHN ICAUDESIGN: Planninq Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily and Office for this property. The applicant has applied for a rezoning from R-2 to PCD to allow for construction of a commercial strip center and mini -warehouses. This request is inconsistent with the Land Use plan and requires a change to the City's Future Land Use Plan. A land use plan amendment from Multifamily to Commercial is a separate item on this agenda. (LU05-19-03) Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and is built as a rural two-lane road with open ditches through this section. The purpose of a Minor Arterial is to provide connections to and through an urban area. Kanis Road will require dedication of right-of-way and will require half street improvements. Bicycle Plan: A Class I bikeway is shown along the Kanis Road corridor. Currently this Class I trail is undeveloped. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Property to the east and west are zoned residential, therefore, the zoning ordinance requires average twenty-four (24') foot wide land use buffers along both of the perimeters. Easements cannot count toward fulfilling this requirement. A portion of the property to the north of lot number one (1) is zoned residential, therefore, the zoning ordinance requires an average thirty-five (35') foot wide land use buffer. A portion of the property to the west of lot number two (2) is zoned multi -family; therefore, the zoning ordinance requires an average twelve (12') foot wide land use buffer. Areas set side for landscaping appear to meet with landscape ordinance requirements. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 0 G O.: Z-7920 (Cont. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the development indicating there were several outstanding issues associated with the proposed request. Staff stated the northern portion of the property was currently zoned POD as a part of the GMAC overall development plan. Staff stated to remove the POD zoned portion from the previously approved site plan, the GMAC POD would require amending. Staff also stated Central Arkansas Water had indicated there was to be no development such as signs, dumpster pads or light poles within the existing 50 -foot waterline easement. Staff questioned the treatment of the rears of the proposed commercial buildings and stated the indicated dumpsters should be relocated away from the residentially zoned properties. Public Works comments were addressed. Staff stated dedication and street construction would be required along Kanis Road to minor arterial standards. Staff requested the applicant provide an access agreement for proposed Lot 2 with the adjacent property owners. Staff noted driveway locations and widths did not meet the traffic access and circulation requirement per the current ordinances. County comments were addressed. Staff stated a 40 -foot building setback from all property lines would be required. Staff also noted a driveway permit from Pulaski County Road and Bridge would be required. Staff stated a storm water permit from ADEQ would be required and a flood plain development permit from Pulaski County would be required prior to construction. Mr_ McGetrick stated the developers would apply for annexation to the City of Little Rock if the rezoning request were approved to receive City services. Landscaping comments were addressed. Staff stated the eastern and western perimeters abutted single-family zoned property, which would require a 24 -foot wide land use buffer. Staff stated easement could not count in full -filling the land use buffer requirement. Staff also stated screening would be required along the eastern and western property lines. 5 FILE NO_: Z-7920 Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 8, 2005, Subdivision Committee meeting. The applicant has removed the office portion of the proposed request leaving only the commercial development located along Kanis Road. With this revision the applicant is no longer required to provide an access easement with the property owner to the north nor is the applicant required to revise the previously approved GMAC POD. The applicant is requesting the placement of a 27,300 square foot retail building marketed to C-3, General Commercial District users. The applicant has indicated the site will contain 135 parking spaces to serve the retail development. Based on typical minimum parking requirements for a commercial development 91 parking spaces would typically be required. The applicant has not relocated the dumpsters on the site away from the residentially zoned and used property. The applicant has indicated the dumpster hours will be limited to day light hours Monday through Friday. The applicant has indicated the development of the rear portion of the site with mini -warehouse buildings. The applicant has indicated a total of six buildings with one of the six buildings wrapping the site. The applicant has indicated three parking spaces to serve the mini -warehouse development. The applicant has indicated the development as a single lot, which should provide ample parking for both of the proposed uses. The applicant has indicated the rear of the buildings will act as a screen for the adjoining properties. The applicant has also indicated a minimum landscape strip behind the buildings to screen the adjoining properties per the Zoning Ordinance. The applicant has indicated a single sign located near the proposed entrance to the development. The applicant has indicated the sign will comply with signage allowed in commercial zones or a maximum of 36 -feet in height and 160 -square feet in area. Staff is not supportive of the proposed request. The site is shown as Parks and Open Space and Multi -family on the City's Future Land Use Plan. There are areas located to the east and west of this site that are indicated on the plan for commercial development. Staff does not feel this location an appropriate location for a commercial activity. Staff has concerns with the stripping of Kanis Road if the existing commercial areas are expanded to include a commercial FILE NO.: Z-7920 (Cont. activity at this site. The applicant is proposing a use, mini -warehouse, that is allowable as a "by -right" use in the C-4, Outdoor Display District, of the Zoning Ordinance. Staff feels a commercial development this intense should be located nearer the Parkway or at an indicated commercial node. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated according to the Future Land Use Plan there was as much multi -family as commercial indicated on the City's Future Land Use Plan in the area. He stated the Commercial Node at Kanis and Chenal Parkway and there was commercially zoned property at that node. He stated the site backed up to the Rock Creek and there was a power substation located to the east of the site. He stated it would be difficult to place a multi- family development in the indicated location due to the existing site constraints. Mr. McGetrick stated a mini -warehouse development was a low impact commercial development. He stated the developments typically did not generate a great deal of traffic. He stated the strip center would be geared to neighborhood commercial type uses to serve the residents in the area. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated the request was both a planning issue as well as a use issue. She stated typically the City had approved segments for commercial uses that would support commercial activities. She stated if the infrastructure was not in place it did not make sense to support a commercial activity in the area. Ms. Bell stated Chenal Parkway was a good example of how the plan was not followed. She stated with the lack of infrastructure traffic congestion was significant in the area. Mr. Randy Hoffman addressed the Commission in support of the request. He stated if the City was going to fix the traffic problem on Kanis they should have started a long time ago. He stated he did not oppose the change in classification. He stated change was inevitable and felt the development appropriate for the area. Mr. McGetrick stated the developers would widen the roadway adjacent to their property frontage. He stated with the improvements there would be approximately 400 feet of Kanis left unimproved to the east before connecting into the existing widening at Chenal Parkway. He stated based on the current traffic flows in the area a neighborhood commercial center to serve the region and a mini -warehouse facility to serve the multi- family residences in the area would be an asset. N FILE NO.: Z-7920 (Cont. There was a general discussion concerning the proposed use and the availability of commercial properties in the area. A motion was made to approve the request. The motion failed by a vote of 5 ayes, 5 noes and 1 absent. E:3 September 29, 2005 NO.: 14.1 NAME: Baker Long -form PCD FILE NO.: Z-7920 LOCATION: North of Kanis Road, 0.4 miles West of Chenal Parkway DEVELOPER: Darrell Baker 15 Solonge Circle Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 8.80 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 LF Strip retail with C-3, General Commercial District uses as allowable uses and Mini -warehouse VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is proposing the construction of a strip retail center and mini -warehouses on the site. The applicant has indicated a strip retail center will face Kanis Road and contain 27,300 square feet of space and be marketed to C-3, General Commercial District users. The applicant has indicated six buildings of mini -warehouse will be constructed to the rear of the strip center totaling 47,100 square feet of space. The applicant has indicated the rear of the mini -warehouses will act as screening for the proposed residentially zoned properties to the north, east and west of the site. The applicant has indicated the buildings will be single story buildings with a maximum building height of 25 -feet. September 29, 2005 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7920 B. EXISTING CONDITIONS: The site contains two single-family homes all accessed from Kanis Road. The property to the north is cleared and also contains a single-family home. There is a treed buffer between the northern property and the GMAC office development. Kanis Road is a narrow rural roadway with open ditches for drainage. The property located to the west of the site is being used as a dog training facility and single-family home. The property to the east of the site is also single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls from area residents many indicating opposition to a commercial development on the site. The Parkway Place Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right -of --way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. Provide existing topographic information at maximum five-foot contour interval. Show the limits of the 100 -year floodway and floodplain. 5. Provide access agreement for Lot 2. 6. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. A standard 80 -foot cul-de-sac or tee type turnaround is required. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Minimum driveway spacing from property on a minor arterial street is 150 feet and 300 feet from another driveway. 2 September 29, 2005 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7920 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary no comment. Annexation will be required to receive sewer service from Little Rock Wastewater Utility. Entergy: A ten -foot easement is required around the perimeter of the site. Contact Entergy at 954-5158 for additional information. Center -Point Energy: Center -Point has a 12 -inch high-pressure main located in the area. Additional information is needed from the applicant to determine if the line will require relocation. Contact Center -Point Energy at 377-4539 for additional information. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 39 -inch raw water line crosses this site within a 50 -foot wide waterline easement. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation, which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50 -foot waterline easement. Paved parking and driveways are allowed. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension will be required in order to provide service to Lot 2 This project is within Water Improvement District 349 and there may be charges assessed by the Improvement District in conjunction with water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. The turning radius indicated adjacent to proposed Building 6 appears to be insufficient. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: 1. Provide a 40 -foot setback for all buildings from all property lines. 2. The applicant must receive a driveway permit from the Pulaski County Road and Bridge Department. 3 September 29, 2005 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7920 3. Provide a copy of the proposed development's ADEQ Storm water permit, if required. 4. Obtain a flood plain development permit from Pulaski County. CATA: The site is not located adjacent to a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIG Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily and Office for this property. The applicant has applied for a rezoning from R-2 to PCD to allow for construction of a commercial strip center and mini -warehouses. This request is inconsistent with the Land Use plan and requires a change to the City's Future Land Use Plan. A land use plan amendment from Multifamily to Commercial is a separate item on this agenda. (LU05-19-03) Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and is built as a rural two-lane road with open ditches through this section. The purpose of a Minor Arterial is to provide connections to and through an urban area. Kanis Road will require dedication of right-of-way and will require half street improvements. Bicycle Plan: A Class I bikeway is shown along the Kanis Road corridor. Currently this Class I trail is undeveloped. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Property to the east and west are zoned residential, therefore, the zoning ordinance requires average twenty-four (24') foot wide land use buffers along both of the perimeters. Easements cannot count toward fulfilling this requirement. A portion of the property to the north of lot number one (1) is zoned residential, therefore, the zoning ordinance requires an average thirty-five (35') foot wide land use buffer. A portion of the property to the west of lot number two (2) is zoned multi -family; therefore, the zoning ordinance requires an average twelve (12') foot wide land use buffer. Areas set side for landscaping appear to meet with landscape ordinance requirements. 12 September 29, 2005 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7920 A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the development indicating there were several outstanding issues associated with the proposed request. Staff stated the northern portion of the property was currently zoned POD as a part of the GMAC overall development plan. Staff stated to remove the POD zoned portion from the previously approved site plan, the GMAC POD would require amending. Staff also stated Central Arkansas Water had indicated there was to be no development such as signs, dumpster pads or light poles within the existing 50 -foot waterline easement. Staff questioned the treatment of the rears of the proposed commercial buildings and stated the indicated dumpsters should be relocated away from the residentially zoned properties. Public Works comments were addressed. Staff stated dedication and street construction would be required along Kanis Road to minor arterial standards. Staff requested the applicant provide an access agreement for proposed Lot 2 with the adjacent property owners. Staff noted driveway locations and widths did not meet the traffic access and circulation requirement per the current ordinances. County comments were addressed. Staff stated a 40 -foot building setback from all property lines would be required. Staff also noted a driveway permit from Pulaski County Road and Bridge would be required. Staff stated a storm water permit from ADEQ would be required and a flood plain development permit from Pulaski County would be required prior to construction. Mr. McGetrick stated the 1y September 29, 2005 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: 2-7920 developers would apply for annexation to the City of Little Rock if the rezoning request were approved to receive City services. Landscaping comments were addressed. Staff stated the eastern and western perimeters abutted single-family zoned property, which would require a 24 -foot wide land use buffer. Staff stated easement could not count in full -filling the land use buffer requirement. Staff also stated screening would be required along the eastern and western property lines. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 8, 2005, Subdivision Committee meeting. The applicant has removed the office portion of the proposed request leaving only the commercial development located along Kanis Road. With this revision the applicant is no longer required to provide an access easement with the property owner to the north nor is the applicant required to revise the previously approved GMAC POD. The applicant is requesting the placement of a 27,300 square foot retail building marketed to C-3, General Commercial District users. The applicant has indicated the site will contain 135 parking spaces to serve the retail development. Based on typical minimum parking requirements for a commercial development 91 parking spaces would typically be required. The applicant has not relocated the dumpsters on the site away from the residentially zoned and used property. The applicant has indicated the dumpster hours will be limited to day light hours Monday through Friday. The applicant has indicated the development of the rear portion of the site with mini -warehouse buildings. The applicant has indicated a total of six buildings with one of the six buildings wrapping the site. The applicant has indicated three parking spaces to serve the mini -warehouse development. The applicant has indicated the development as a single lot, which should provide ample parking for both of the proposed uses. The applicant has indicated the rear of the buildings will act as a screen for the adjoining properties. The applicant has also indicated a minimum landscape IQ September 29, 2005 SUBDIVISION ITEM NO.. 14.1 Cont.) FILE NO.: Z-7920 strip behind the buildings to screen the adjoining properties per the Zoning Ordinance. The applicant has indicated a single sign located near the proposed entrance to the development. The applicant has indicated the sign will comply with signage allowed in commercial zones or a maximum of 36 -feet in height and 160 -square feet in area. Staff is not supportive of the proposed request. The site is shown as Parks and Open Space and Multi -family on the City's Future Land Use Plan. There are areas located to the east and west of this site that are indicated on the plan for commercial development. Staff does not feel this location an appropriate location for a commercial activity. Staff has concerns with the stripping of Kanis Road if the existing commercial areas are expanded to include a commercial activity at this site. The applicant is proposing a use, mini -warehouse, that is allowable as a "by -right" use in the C-4, Outdoor Display District, of the Zoning Ordinance. Staff feels a commercial development this intense should be located nearer the Parkway or at an indicated commercial node. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated according to the Future Land Use Plan there was as much multi -family as commercial indicated on the City's Future Land Use Plan in the area. He stated the Commercial Node at Kanis and Chenal Parkway and there was commercially zoned property at that node. He stated the site backed up to the Rock Creek and there was a power substation located to the east of the site. He stated it would be difficult to place a multi- family development in the indicated location due to the existing site constraints. Mr. McGetrick stated a mini -warehouse development was a low impact commercial development. He stated the developments typically did not generate a great deal of traffic. He stated the strip center would be geared to neighborhood commercial type uses to serve the residents in the area. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated the request was both a planning issue as well as a use issue. She stated typically the City had approved segments for commercial uses that would support 7 September 29, 2005 SUBDIVISION ITEM NO.: 94.1 (Cont.) FILE NO.: Z-7920 commercial activities. She stated if the infrastructure was not in place it did not make sense to support a commercial activity in the area. Ms. Bell stated Chenal Parkway was a good example of how the plan was not followed. She stated with the lack of infrastructure traffic congestion was significant in the area. Mr. Randy Hoffman addressed the Commission in support of the request. He stated if the City was going to fix the traffic problem on Kanis they should have started a long time ago. He stated he did not oppose the change in classification. He stated change was inevitable and felt the development appropriate for the area. Mr. McGetrick stated the developers would widen the roadway adjacent to their property frontage. He stated with the improvements there would be approximately 400 feet of Kanis left unimproved to the east before connecting into the existing widening at Chenal Parkway. He stated based on the current traffic flows in the area a neighborhood commercial center to serve the region and a mini -warehouse facility to serve the multi- family residences in the area would be an asset. There was a general discussion concerning commercial properties in the area. A motion motion failed by a vote of 5 ayes, 5 noes and ' L the proposed use and the availability of was made to approve the request. The absent. ITEM NO.: 14. FILE NO.: Z-7920 NAME: Baker Long -form PCD LOCATION: located North of Kanis Road, 0.4 miles West of Chenal Parkway Plannina Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. The proposed site plan indicates the placement of a dumpster of the dumpster adjacent to single-family. Relocate the dumpster away from the residentially zoned property. 3. Provide details of the treatment of the rears of the commercial buildings. 4. Provide the days and hours of operation of the commercial and office uses. 5. Provide a written draft access easement for the office lot located to the north. The existing POD will require a revision to remove the proposed office portion from the development plan previously approved for the "GMAC site". 6. Provide details of the proposed wastewater collection and treatment to be used on the site. 7. Will the property be annexed if the zoning is approved. Variance/Waivers: Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. Provide existing topographic information at maximum five-foot contour interval. Show the limits of the 100 -year floodway and floodplain. 5. Provide access agreement for Lot 2. 6. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. A standard 80 foot cul-de-sac or tee type turnaround is required. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Minimum driveway spacing from property on a minor arterial street is 150 feet and 300 feet from another driveway. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary no comment. Entergy: A ten -foot easement is required around the perimeter of the site. Contact Entergy at 954-5158 for additional information. Center -Point Energy: Center -Point has a 12 -inch high-pressure main located in the area. Additional information is needed from the applicant to determine if the line will require relocation. Contact Center -Point Energy at 377-4539 for additional information. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 39 -inch raw water line crosses this site within a 50 -foot wide waterline easement. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation, which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50 -foot waterline easement. Paved parking and driveways are allowed. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension will be required in order to provide service to Lot 2 This project is within Water Improvement District 349 and there may be charges assessed by the Improvement District in conjunction with water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. The turning radius indicated adjacent to proposed Building 6 appears to be insufficient. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: 1. Provide a 40 -foot setback for all buildings from all property lines. 2. The applicant must receive a driveway permit from the Pulaski County Road and Bridge Department. 3. Provide a copy of the proposed development's ADEQ Storm water permit, if required. 4. Obtain a flood plain development permit from Pulaski County. CATA: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily and Office for this property. The applicant has applied for a rezoning from R-2 and POD to PCD to allow for construction of a commercial strip center, mini -warehouses, and an office building. The office development will be accessed from an existing office development to the north. The office component of the site plan is consistent with the Land Use plan and does not require a change, however, the commercial and mini -warehouse component is not. A land use plan amendment from Multifamily to Commercial is a separate item on this agenda. (LU05- 19-03) Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and is built as a rural two-lane road with open ditches through this section. The purpose of a Minor Arterial is to provide connections to and through an urban area. Kanis Road will require dedication of right-of-way and will require half street improvements. Bicycle Plan: A Class I bikeway is shown along the Kanis Road corridor. Currently this Class I trail is undeveloped. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Property to the east and west are zoned residential, therefore, the zoning ordinance requires average twenty-four (24') foot wide land use buffers along both of the perimeters. Easements cannot count toward fulfilling this requirement. Property to the north of lot number one (1) is zoned residential, therefore, the zoning ordinance requires an average thirty-five (35') foot wide land use buffer. Property to the west of lot number two (2) is zoned multi -family; therefore, the zoning ordinance requires an average twelve (12') foot wide land use buffer. Areas set side for landscaping appear to meet with landscape ordinance requirements. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised platJplan: Submit four (4) copies "of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 14, 2005.